The Fair Share Report
2 E Tr
Sandyston, NJ 07826
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $434,776 – $585,312, from 12 comparable Sandyston sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Sandyston assessments sit below market value — republished every October, applied town-wide. A $489,938 home should be assessed near $276,815.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $46,915 below what the ratio math suggests (16.9%).
Step 4 · The tax rate — same for every Sandyston home
$2.322 Schools · 70% $0.711 County · 21% $0.304 Town · 9%
Step 5 · The bill
This home vs. every recent Sandyston sale · assessed ÷ market
29%87%
Paying about right
This home's ratio lands inside Sandyston's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 58 E SHORE TR | 2025-08 | $621,000 | 1,529 | 29.5% |
| 27 MOUNTAIN TR | 2026-02 | $425,017 | 1,559 | 42.0% |
| 89 STRUBLE RD | 2025-12 | $350,000 | 1,076 | 46.7% |
| 39B RT 645 | 2025-05 | $512,600 | 1,928 | 53.3% |
| 48 E SHORE TR | 2025-06 | $587,500 | 1,792 | 37.6% |
| 105 ROUTE 560 | 2025-05 | $340,000 | 1,337 | 38.0% |
| 197 ROUTE 206 S | 2025-04 | $200,000 | — | 70.8% |
| 4 BUTTERNUT LN | 2025-12 | $630,000 | 2,240 | 49.9% |
| 2 SHAYTOWN RD | 2025-04 | $235,000 | 1,025 | 69.8% |
| 1 EDWARDS DR | 2025-09 | $420,000 | 1,144 | 44.0% |
| 174 ROUTE 645 | 2026-02 | $420,000 | 1,008 | 42.0% |
| 23 DEVITA RD | 2025-11 | $525,000 | 2,386 | 48.1% |
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